Blog by PCB Solicitors

Landlords and property owners across England are facing one of the most significant legislative shake-ups in residential lettings in decades. 

The Renters’ Rights Bill, expected to come into force early next year, will make sweeping changes to how tenancies are managed and ended with the abolition of Section 21 “no fault” evictions being the headline reform.

At PCB Solicitors, we’ve been supporting landlords through complex possession proceedings for years. As this Bill progresses towards implementation, we’re here to guide you through the changes and what they mean for your property portfolio.

Key Changes Landlords Need to Prepare For

Abolition of Section 21 Evictions

Under the new law, Section 21 of the Housing Act 1988 will be repealed. This means landlords will no longer be able to evict tenants without giving a reason.

From the commencement date of the new Act:

• All existing and new Assured Shorthold Tenancies will automatically convert into periodic assured tenancies.
• Unless a Section 21 Notice has been served before the commencement date, Landlords will only be able to regain possession using Section 8 grounds, which require a legal reason for possession.

This marks a fundamental shift in the landlord-tenant relationship, aimed at providing greater security of tenure for tenants.

New Section 8 Grounds for Possession

To balance the removal of Section 21, the Bill introduces and strengthens certain mandatory grounds for possession. These are reasons which, if proven, the court must grant possession:

• Landlord or family member intends to move in (Ground 1) – 4 months’ notice, not available until 12 months after the tenancy starts.
• Intention to sell the property (Ground 1A) – 4 months’ notice, also not available until 12 months into the tenancy. The property cannot be re-let for 12 months after possession is obtained (penalty: up to £40,000).
• Serious anti-social behaviour (Ground 7A) – immediate proceedings allowed; minimum 14 days for eviction once an order is made.
• Rent arrears of at least 3 months (Ground 8) – 4 weeks’ notice. Arrears must be ongoing at service and at the hearing.
• Breach of housing law or licence conditions, e.g. no HMO licence (Ground 6B) – 4 months’ notice.

Discretionary grounds remain in place, such as persistent late payment of rent or property damage.

Deposit Compliance – A Lifeline for Landlords

Previously, failure to comply with deposit protection rules prevented the use of Section 21. Under the new rules:

• Deposit protection remains essential (Housing Act 2004), but landlords can now rectify deposit-related breaches before a court hearing, avoiding automatic disqualification from seeking possession (except in cases involving anti-social behaviour).

Transitional Period – Act Fast If You Want to Use Section 21

When the Renters’ Rights Bill comes into force (expected early 2026), landlords will have:

• Up to 3 months to commence possession proceedings using existing Section 21 or Section 8 notices provided a Section 21 has been served prior to the commencement date of the Act.
• But beware – this does not extend the current 6-month (Section 21) or 12-month (Section 8) limitation periods. If your notice is due to expire after the Act comes in, and you have more than 3 months remaining, you must issue proceedings within 3 months of the Act’s commencement.

We recommend reviewing any existing notices and diarising key dates now to avoid missing your opportunity to use the current regime.

Other Key Provisions for Landlords

• Fixed-term tenancies abolished – all tenancies will become rolling periodic agreements (typically monthly).
• Rent increases – limited to once annually via a Section 13 notice, with two months’ notice. Tenants can challenge this at Tribunal, which will assess market rent. Previously, where a Tenant challenged a rent increase, the finding in rent payable could be more than the requested increase by the Landlord. The risk of this is now removed as Tribunals can only award the amount requested by the Landlord or a lesser amount.
• Pets – landlords cannot unreasonably refuse permission for tenants to keep pets. There’s a 28-day timeframe to respond to written requests.
• Rent bidding – now banned. Landlords cannot invite tenants to bid higher than the asking rent.
• Landlord registration – all landlords and properties must be registered. Failure to comply may result in fines of up to £7,000 for a single offence or £40,000 for repeated breaches. Only anti-social behaviour grounds can be used to obtain possible if the Landlord and the Property is not registered.
• Discrimination prohibited – blanket bans on discrimination against tenants with children unless there is a legitimate reason.  Landlords cannot decline to accept Tenants who receive benefits. Lack of income can be a valid reason not to take on a Tenant but the source of income (as long as legal) cannot be a reason for rejecting a Tenant.

Preparing for the New Law

While some details  such as the prescribed information requirements for the new tenancies are yet to be finalised, one thing is clear: landlords must act now.

If you’re considering serving a Section 21 notice, or currently managing tenants where a possession claim may be needed, it’s vital to act before the transition period closes.

How PCB Solicitors Can Help

At PCB Solicitors, we have extensive experience advising landlords on property law, tenancy disputes, and eviction proceedings. With offices across Shropshire and Mid Wales, we provide tailored, practical advice backed by deep legal knowledge and an understanding of the local rental market.

We can:

• Review your current tenancies and notices.
• Advise on your position under the new Bill.
• Serve and issue valid possession notices under current and future law.
• Represent you in court proceedings.

Don’t Miss the Window – Get in Touch Today

If you are considering regaining possession of your property using Section 21, time is limited. The new regime is approaching, and failing to act now could leave you tied into a tenancy longer than intended.

For advice on your options, or to discuss how the Renters’ Rights Bill will affect your portfolio, contact PCB Solicitors today.

You can contact us here or call us on 01743 598043 to provide your details so that one of our experienced solicitors can discuss with you.

Prepare Now for the Renters’ Rights Changes

If you are considering regaining possession of your property using Section 21, time is extremely limited. The new legal regime is approaching, and failing to act now could leave you tied into a tenancy far longer than anticipated.

Equally, even if possession is not currently on your radar, the changes introduced by the Renters’ Rights Bill will significantly affect how you manage tenancies, handle rent increases, deal with problem tenants, and protect your long-term investment.

Register Your Interest – January Renters’ Rights Seminar

To help landlords prepare for these sweeping changes, PCB Solicitors will be hosting a practical Renters’ Rights seminar in January. The session will explain:

• How the abolition of Section 21 will work in practice
• The new and amended Section 8 possession grounds
• What landlords must do before serving notices
• Registration, compliance, rent increases and pets
• Common mistakes that could invalidate possession claims

Places will be limited and priority access will be given to those who register early.

Once registered, we will contact you with full details of the date, venue/online access, and booking information as soon as these are finalised.